The Andover High School Building Committee Meeting on 6/14/2023 began with an introduction by Chairman Mark Johnson.  Mr. Johnson confirmed the selected “New Campus with Auditorium” design approach – hereafter referred to as the “new school” – was accepted as the final recommended option by the Select Board at their June 12th meeting. This final option had also been affirmed by the School Committee on April 6th.

As the project proceeds in the Schematic Design (SD) phase, Mr. Johnson acknowledged the challenges of managing total project cost while the Town works on a parallel path to analyze metrics influencing future project funding and the potential financial impact to Andover residents.

The project team shared a PowerPoint presentation involving the following topics:

1. Consideration of potential space and cost savings from reducing academic wing to 1,800 student design enrollment,
2. Review of current project square footage vs. MSBA baseline, and explanation of overages,
3. Review of potential costs, including construction and reimbursement, if the MSBA were to partner in building AHS at one of multiple points in the future, and
4. Review of considerations related to maintaining the existing high school if a project is delayed.

Each of these four items is described in more detail below:

1. Consideration of potential space and cost savings from reducing academic wing to 1,800 student design enrollment: HMFH presented a preliminary exercise showing an estimated total project cost savings of $10M could be achieved by reducing design enrollment from 1,900 to 1,800 students. AHS staff discussed impacts to current educational delivery due to the existing school well-exceeding the 85% state standard utilization rate for an efficient and functional utilization of space. The SBC emphasized the need to accommodate a minimum of 50-years worth of students while maintaining flexibility for future additional academic expansion. After discussion, there was general consensus by the building committee that making a change to design enrollment was not advisable, and the SBC declined to vote on a change.
   
   
2. Review of current project square footage vs. MSBA baseline, and explanation of overages: HMFH reviewed slides comparing the design of the new school to the MSBA baseline space summary template. The project team noted that MSBA projects always involve a process of justifying spaces exceeding the MSBA space baseline using the District’s Education Plan, and MSBA typically increases reimbursable space as a result. HMFH noted 45% of the current overage is due to the existing AHS Field House, a feature which the MSBA would not include in any new school. An additional 13% of the overage is related to the Auditorium, which is currently scoped to prove equivalency to the current Collins Center, and 4.5% is due to the inclusion of space for AndoverTV and related academic programming. The field house, auditorium and AndoverTV spaces are not just academic, and will continue to have a community use function in the design of the new school. HMFH also walked through areas where academic space exceeds the MSBA baseline and described in detail how these spaces are responsive to current academic programming.
   
   
3. Review of potential costs, including construction and reimbursement, if the MSBA were to partner in building AHS at one of multiple points in the future: PMA reviewed a high-level analysis performed by the project team to demonstrate a potential range of the Town’s share of total project costs if the Town were to delay the project in the hope of someday being accepted into partnership with the MSBA. This exercise was performed to respond to commonly asked questions related to overall project cost as the Town works to determine how it can fund the project. The project team clarified the earliest MSBA acceptance scenario is likely late 2030. PMA explained the various assumptions included in the exercise and the associated uncertainty involved. PMA explained that this information should be used to aid the Town in their greater financial modeling inclusive of borrowing costs, etc.
   
   
4. Review of considerations related to maintaining the existing high school if a project is delayed: Conversations regarding potentially delaying the project have led to questions regarding the cost of maintaining the existing Andover HS in the meantime. Janet Nicosia, Director of Facilities for the Town of Andover and Andover Public Schools, presented recent images and reports compiled by outside consultant NV5 and others overviewing existing conditions at AHS. Cost figures were shown for various items, and Janet explained that providing a cost estimate is difficult since it is impossible to forecast exactly what will be needed. Additionally, it is difficult to predict if or how required upgrades could trigger requirements for further upgrades (for example, sprinklers may be required to meet Fire Prevention Code. Also discussed ADA & Building/Energy Code update considerations). Ms. Nicosia noted the age of the mechanical systems (past expected useful life) and longer-term considerations such as the roof warranty having 5-years left. She also discussed accessibility issues while showing images of the existing site roadways and sidewalks, and provided an estimated cost to install modular classrooms with associated utilities.  
   
   

Follow these links to find the project team’s presentation of items #1 through #3 and the presentation related to maintenance costs and the impact of postponing the project (item #4 above).

Meetings are also recorded by AndoverTV and are the replay is available in their meeting archive.

Please join the AHS Building Committee for our next public meeting Thursday, April 27th at 7:50 AM in the School Committee conference room (30 Whittier Ct, 2nd floor, above the Robb Senior Center).

The meeting will begin with a presentation from Walk/Bike Andover, which is a resident-led local advocacy group working to make walking, biking, and rolling safer and more accessible to people of all ages and abilities throughout Andover. Walk/Bike Andover will be presenting considerations for safe and accessible pedestrian and bicyclist access for the future High School project.

Following the Walk/Bike Andover presentation, the project team will be providing an overview of the “Campus 2 with new Theater” project cost which was selected by Building Committee on 4/6/23 as the preferred building option to proceed into Schematic Design.

The cost discussion will include potential added scope items that the Building Committee will consider through the Schematic Design phase including: upgrading the mechanical plant from the base option to air source heat pump or geothermal ground source; use of a heavy timber structure in public areas of the building; providing sustainable irrigation through rainwater harvesting or groundwater wells; installing porous pavement in parking areas; providing artificial turf on the plateau field; adding a parking garage; including enclosed walkways between buildings; and providing sports lighting.

The presentation will also include an overview of the Design-Bid-Build (DBB) and Construction Manager-at-Risk (CMR) project delivery methods. The project team will explain the differences between each delivery method along with the pros and cons of each to help inform the Building Committee’s decision on a preferred approach. If the CMR delivery method is selected, the Building Committee and project team will work to establish a CMR Selection Subcommittee and begin the process to procure a Construction Manager over the coming months. An award would likely be at the end of Schematic Design for assistance with pre-construction services throughout the design phases. The DBB approach would involve waiting for the design and construction documents to be fully complete prior to bidding and award of a General Contractor and associated subcontractors.

The full meeting agenda can be found here on the Town website: https://andoverma.gov/AgendaCenter/ViewFile/Agenda/_04272023-5502

The meeting will also be televised on AndoverTV, livestreamed from their website, and recorded for viewing out of their online meeting archive.

During the Andover High School Building Committee Meeting on 4/6/2023, the Building Committee unanimously voted to recommend “Campus 2 with New Auditorium” as the preferred building option to proceed into Schematic Design.

Reasons cited by the Committee for choosing this option included: it is the most efficient building/site layout, is the least disruptive to students, it has the shortest construction duration, and it is the most financially responsible option.

Process Background

Since the start of Feasibility Study phase in September 2022, the Committee and project team have held 14 building committee meetings, 6 community forums, 2 tours of the existing high school, 2 sustainability charettes, and various meetings with students, teachers/school staff, Town departments, advisory committees, etc. for feedback on a future Andover High School Project.

As part of this phase, the Committee engaged Cropper GIS to verify their prior analysis in 2017 of the Town’s past and future population demographics, and maintained a prior recommendation of a 1,900-student design enrollment for a building with a minimum life expectancy of 50 years.

Educators spent considerable time defining and articulating an Educational Plan to detail Andover High’s existing program offerings and provide insight to programmatic goals, and teaching and learning practices. This Plan provided the foundation for the design process and has been used to define the types and amounts of spaces that would most benefit Andover High students now and in the future.

The design enrollment, educational plan developed by Andover Public Schools, and feedback from project stakeholders all helped inform the space summary program (update from April 6th meeting here), which has driven the size and building configurations.

HMFH Architects initially developed 11 site approaches (8 of which were new building approaches and 3 were additions/renovations) for the Committee’s evaluation. In December 2022, the Committee narrowed the number of site approaches to 3. This included 1 addition/renovation approach referred to as “Courtyard” and 2 new building approaches referred to as “Campus 2” and “Stand Alone,” both with an option to renovate the existing Collins Center or construct a new theater attached to the building.

In February 2023, the Committee selected the Courtyard approach and the Campus 2 approach with an option to renovate the existing Collins Center or build a new theater for continued evaluation and pricing. Factors driving this decision included accessibility, the proximity to the Field House and Collins Center, the proximity to abutters, and the distance from Shawsheen Road. The Committee understood that either approach would be designed to meet the educational plan. Additionally, a community forum was held prior to the Committee’s vote to allow the public to provide feedback on their preferred approach.

Images of the selected Campus 2 with New Auditorium building option can be seen below (click to view full graphic):

April 6th Presentation & Updates

As part of the presentation at the 4/6/23 Building Committee meeting, the team:

• reviewed the preliminary cost information that was initially presented on 3/30/23 for the three site approaches. This included definition of costs, and explanation that costing at this Feasibility Design phase is used to compare the three approaches to help inform the Committee’s final selection
• heard updates to the space plan based on conversations with educators and school administration.  This work has brought the space plan used as the basis for Feasibility Design costing (3/10/23) down by approximately 12,300 net square feet (4/1/23)
• discussed MSBA space guidelines, how they are used in the public school building process, and a range of circumstances where these base guidelines are typically exceeded
• explained where and why the most recent space plan (4/1/23) deviates from MSBA’s base space guidelines
• described how the AHS project has followed the MSBA process, including work and key milestones in MSBA module 1 (eligibility period), Module 2 (forming the project team), and Module 3 (feasibility study)
• compared the preliminary AHS square footage costs to those of other recent school construction projects (including 12 high schools and West Elementary School)
• reviewed pros and cons of each of the three remaining site approaches
• unanimously voted on a final, preferred option, with each member of the Committee explaining their rationale for choosing the “Campus 2 with New Auditorium” approach

The preliminary Total Project Cost Estimate for Campus 2 with New Auditorium is $480,847,000. The project scope will continue to be scrutinized and refined during a the upcoming Schematic Design phase, before a building proposal is priced (anticipated Fall 2023) in preparation for town votes (anticipated January 2024).

The full meeting presentation can be found here. (Note the meeting and presentation begins with review of the March 2023 community survey results. This same information was presented at the 3/30/23 meeting, but due to technical difficulties, that portion of the meeting had not been recorded last week.)

A full replay of the April 6th meeting is available in the AndoverTV video archive.

Please join the AHS Building Committee for our next public meeting: April 6, 2023 at 8:15 AM in the School Committee conference room (30 Whittier Ct, 2nd floor, above the Robb Senior Center).

The meeting will include continued discussions related to preliminary Feasibility Study cost information initially presented to the Building Committee on 3/30/23. An update from that meeting can be found here.

At the next meeting, the Building Committee will be voting to recommend a final, preferred building option from the three remaining site approaches:

• Courtyard (add/renovation)
• Campus 2 (new building and Collins Center renovation)
• Campus 2 with Auditorium (new building with theater inside the school)

The final, preferred building option will proceed into the Schematic Design phase, where the project team and Building Committee will continue the programming and visioning process with faculty, students, community members, Town departments, etc. in order to determine the appropriate size and scope of project.

Additionally, at the meeting, the project team will continue to review the preliminary project schedules for each approach, consider comparative phasing timelines, and review evaluation criteria to help inform the Building Committee’s decision. Within the meeting presentation, an overview of the updated Space Summary Program will be provided, including comparisons against the MSBA space guidelines.

The full agenda can be found here on the Town website: https://andoverma.gov/AgendaCenter/ViewFile/Agenda/_04062023-5457

The meeting will also be televised on AndoverTV, livestreamed from their website, and recorded for viewing out of their online meeting archive.

During the Andover High School Building Committee Meeting on 3/30/2023, HMFH Architects and PMA Consultants presented preliminary cost information for the Courtyard (Addition/Renovation), Campus 2 (New Building), and Campus 2 with New Theater (New Building) remaining site approaches, the Town Manager gave a preliminary summary of tax implications for the project, and results of the March 2023 community survey were shared.

Feasibility Design Cost Estimates

The project team prefaced the cost discussion by explaining any cost figures presented during the current Feasibility Design stage are preliminary, and are used to compare the 3 site approaches and inform the Building Committee’s decision on a final, preferred building option. At this stage, the construction costs are based on the gross floor area of the different buildings, and escalated using industry standard multipliers to arrive at a total project cost.

Two professional estimators – Ellana (selected by PMA, owner’s project manager) and PM&C (selected by HMFH Architects) – independently determined cost estimates for each approach, then came together to reconcile the estimates. The process included a meeting held between both estimators, PMA Consultants, HMFH Architects and their sub-consultants to analyze the independent estimations, including verifying quantities, unit costs, and scope captured by each firm. As a result, construction estimates were reconciled within approximately 3% for the addition/renovation approach, and 1% for the new building approaches.

In keeping with adherence to standard procedure set by the MSBA, numbers from the designer’s professional estimator become the cost estimate of record, so PM&C’s figures were presented during the 3/30/2023 Building Committee meeting.

The project team explained the pricing structure, categories of expenses, and what comprises construction costs and total project costs. Essentially, the construction costs include all the “brick and mortar” expenses that are required to construct the building and site, along with the associated markups including cost escalation, bonds/insurance, contingencies, etc. The construction costs do not include soft costs which makeup the difference between construction costs and the total project costs. Soft costs include items for owner contingencies, architecture/engineering costs and additional services, owner’s project manager costs, testing, furniture/fixtures/equipment (FF&E), etc.

The preliminary base Feasibility Design Phase Total Project Cost Estimates for the Andover High School Project presented during the 3/30/2023 Building Committee meeting were as follows:

• Courtyard (addition/renovation):  $567,864,000
• Campus 2 (new building, renovate Collins Center):  $503,821,000
• Campus 2 with New Theater (new building):  $480,847,000

Estimates were also presented for additional aspects of the project which do not need decisions at this point in the project and that the Building Committee will have an opportunity to consider as the design progresses including:  upgrading the mechanical plant from the base option to air source heat pump or geothermal ground source; use of a heavy timber structure in public areas of the building; providing sustainable irrigation through rainwater harvesting or groundwater wells; installing porous pavement in parking areas; providing artificial turf on the plateau field; adding a parking garage; providing a new skate park; and providing sports lighting. These additional costs change based on the preferred approach (courtyard, campus 2, or campus 2 with new theater) and are included on page 2 of the summary project cost estimates.

The individual reconciled construction cost estimates (without the soft cost markups) for the Ellana estimate and PM&C estimate have been provided for reference. Additionally, the construction cost estimate (again without soft cost markups) as presented at the 3/30/2023 Building Committee meeting to breakout potential scope via alternates can be found here.

Initial Look at Tax Implications

The Andover Town Manager provided an update on the preliminary, anticipated tax impacts using estimates for the Campus 2 with New Theater base site approach. The slide also includes a chart showing the impact of various level of debt service at different interest rates.

It was noted the impact to taxpayers will vary based on interest rate at the time of borrowing, and that borrowing will occur at multiple times during the project (not just once), so multiple different interest rates will influence borrowing cost and taxpayer impact.

March 2023 Survey Results

The project team also provided an update on the results of the community survey that was conducted between 3/1/2023 and 3/15/2023.

Thank you to everyone who took time to respond to the survey. The information collected will help the Building Committee understand the community’s priorities for a future project and inform the Committee’s decision to recommend a preferred building option on 4/6/2023.

Upcoming Meetings

Here is an overview of the path forward for the Feasibility Phase of the project:

• April 6th (morning): Andover High School Building Committee votes to recommend a preferred building option (Courtyard vs. Campus 2 vs. Campus 2 with New Theater)
• April 6th (evening):  Preferred option presented to the School Committee for their consideration
• April 13th:  Community Forum #7
• April 10th or 24th:  Preferred option presented to the Select Board for their consideration

Additional cost detail can be found in the presentation from the 3/30/2023 Building Committee meeting. Please note there are some minor revisions made to the presentation that are noted. The meeting was also recorded by AndoverTV and is available in their meeting archive.

The Andover High School Building Committee is hosting Community Forum #6 on Wednesday, March 29^th at 7:00 PM in the Memorial Hall Library.

The conversation will be largely focused on education, including the ways a school facility has an impact on academic programming and education, and what Andover educators envision for Andover High School students.

Educators, members of the Architecture team, project managers, and members of the building committee will be available to discuss the project and hear your feedback. Please join us!

The AHS Building Committee will be holding our next public meeting on Monday, March 27th at 8:00 AM. The meeting will be held remotely and you can attend through zoom using this link:
https://zoom.us/j/91605490908?pwd=OHZPTzkwaGtiUWZIK21laDh2bHI5QT09

The meeting will include a discussion of the impact an AHS construction project could have on the town’s debt limit, consideration of the warrant article for schematic design funding, and discussion of a public comment policy.

The full agenda can be found here on the town website:
https://andoverma.gov/AgendaCenter/ViewFile/Agenda/_03272023-5438

This meeting is being held in addition to the Thursday, March 30th Building Committee meeting where members of the project team will present high level feasibility costs for the Committee to consider in determining which of the remaining approaches should be the final, preferred option.

To have future meeting agendas automatically emailed to you or to receive text messages when an agenda is posted, please sign up through Andover’s Notify Me tool:
https://andoverma.gov/list.aspx#agendaCenter

We look forward to seeing you, but if you cannot attend, meetings are livestreamed by AndoverTV and later available in their meeting archive.

The AHS Building Committee meeting previously scheduled for this Thursday, March 23rd, is being postponed to next Thursday, March 30th.

The project team (including professional estimators, architects and owners project managers) continues to prepare cost information on the remaining site approaches (“Courtyard addition/ renovation, “Campus 2” new building, and Campus 2 with new theater), and that information will be presented to the Building Committee and community at that time, along with an update on the anticipated tax impacts for each approach.

Please join us in the School Committee Room (30 Whittier Court, above the Robb Senior Center) at 7:50 AM on March 30th. The meeting will also be televised on AndoverTV, livestreamed from their website, and recorded for viewing out of their online meeting archive. Thank you for attending, and for your ongoing feedback and engagement!

During the Andover High School Building Committee Meeting on 3/2/2023, an update of the draft Feasibility and Schematic Design timeline was provided. The timeline was adjusted to reflect the School Committee and Select Board voting on the preferred option recomended by the Building Committee ahead of the May 2023 Town Meeting.

The AHS Building Committee also included additional community forums (3/9 and 3/29/23) to allow for feedback before and after cost information is received on 3/23/2023 to help inform the committee’s decision. It is anticipated that that the committee will vote on a preferred building option (Courtyard vs. Campus 2) on 3/30/2023 or 4/6/2023.

HMFH Architects provided a design update that focused on the evaluation of the Campus 2 and Courtyard site approaches, which included the following: current space summary for each scenario, the proposed Net Floor Area (NFA) and Gross Floor Area (GFA), draft design and construction schedules, phasing diagrams, and updated evaluation criteria that included accommodations above and beyond ADA/MAAB requirements.

The images below reflect the phasing diagrams presented for both site approaches along with a comparative summary chart. The full presentation can be found here.

The project team also noted that Feasibility documents have been issued to PMA Consultants’ and HMFH Architects’ independent construction cost estimators for a preliminary pricing analysis, which will be presented at the next AHS Building Committee meeting on 3/23/2023. The project team cautioned that the Feasibility Study documents are preliminary and the construction cost estimates will be high-level with industry standard multipliers to generate a total project cost. This information will be used for comparison purposes only to help inform the committee’s decision.

The AHS Building Committee also shared the following related to community feedback opportunities:

• Attend our March 9th & 29th Community Forums at 7:00 PM at Memorial Hall Library
• Complete our AHS Project Community Survey which is open now through 3/15/23. It can be accessed by visiting: surveymonkey.com/r/AndoverHSProject